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A step-by-step guide to selling your home

Are you dreaming of a new home? Maybe you need somewhere with more space and a garden or perhaps you’re looking for a ‘doer-upper’?

Whatever your reason for wanting to move, our handy guide will help you navigate every step of the process, from the valuation of your current property to preparing your home for viewings.

 

1. Book a free, no obligation valuation with Gooding & Co

 

An accurate valuation is crucial to getting the best possible price for your property and will help you work out how much you can afford to spend on your next home.

One of our experienced estate agents will visit your home to carry out an expert assessment of your property. Among the things they will take into consideration are the condition of the property, the size and decor, the location, and the potential for adding value such as a new extension.

We will be able to tell you how much similar properties near you have recently sold for to give you some comparisons. But each property is unique which is why we provide a tailored approach to the marketing of all our properties.

Honesty is key and selling a property successfully starts with an accurate valuation. Some estate agents may overvalue properties to win the instruction but we strongly believe in pricing the homes we sell realistically so they reflect current market conditions. This prevents lengthy delays to the sale and price reductions further down the line.

As an independent, family-run estate agency, we pride ourselves on honesty, transparency and integrity.

 

2. Arrange a mortgage

 

If you're moving, you'll have to decide whether to port your current mortgage or remortgage completely. If you’re a first-time buyer, you will need to apply for a mortgage.

Talk to your current mortgage provider or a broker who will be able to tell you what your options are. We are able to put you in touch with trusted, local advisors if you’re unsure of who to contact.

Most mortgages are portable which means you can move your current mortgage over to your new property. Be aware, you will still have to go through the application process and the same affordability and credit checks. If you require a bigger loan, you may be required to take out a separate mortgage that covers the difference.

If you can’t port your mortgage, you will have to pay off the existing loan and take out an entirely new mortgage. To leave your current deal, you might have to pay an early repayment charge so it’s important to check this with your lender.

If you’re applying for a mortgage for the first time, make sure you compare different options to find one that best suits your circumstances. Things to consider include interest rates, length of the mortgage term, and any fees or charges.

 

3. Energy Performance Certificates (EPCs)

 

You must order an EPC for potential buyers before you market your property to sell.
An EPC contains information about a property’s energy use and typical energy costs, and recommendations about how to reduce energy use and save money.

An EPC gives a property an energy efficiency rating from A (most efficient) to G (least efficient) and is valid for 10 years.

There is no minimum EPC rating to sell a property. However, a higher EPC rating may make your property more appealing to potential buyers.

They cost between £60 and £120 depending on the location and size of your property.

You can book your EPC online by searching for local Domestic Energy Assessors in your area, but having one carried out requires a physical survey of your home.

 

4. Prepare your home for photos and viewings

 

How many times have we heard ‘first impressions count’? Well it’s true! You only get one chance to make a good first impression so make sure that any front garden or drive is as neat and tidy as possible. 

Ensure your hallway is free from clutter and your home smells fresh. Think about using air fresheners, scented candles or flowers to fragrance your home ahead of a viewing. Make the welcome memorable!

Buyers say that natural light is one of the most important things they look for in a new home so open all of the curtains or blinds and make sure all the lights are on before the viewing so your home doesn't look dark.

The kitchen is considered the heart of the home. Make sure the washing up is done before the viewing and remember to wipe down all your surfaces.

If you have any spare time, fix any obvious problems. Oil squeaky doors, tighten up any dripping taps, or give the front door a fresh lick of paint.

Since Covid, many people occasionally work from home so if your home doesn’t already have an office or workspace, it might be worth setting one up to show how it could work.  

Of course, we will be able to advise the best ways for you to enhance your property, but these tips should help show potential buyers just how great your property is.

 

5. Instruct a solicitor (or conveyancer)

 

It is recommended that you speak to a solicitor as soon as you decide to put your property on the market. By instructing one early on, you will reduce delays and speed up the conveyancing process. Shop around to ensure you are getting a good price or ask us for our list of recommended conveyancing solicitors.

Your solicitor will deal with all of the legal aspects of moving house and administrative work associated with legally transferring ownership of the property.  

Once an offer is accepted on a property, your solicitor will need some information from you before contracts can be exchanged. You will be asked to fill out some questionnaires on boundaries, noisy neighbour disputes, known proposed developments (like motorways or railways), and utility providers. 

You may also be asked for building certificates for any work you’ve had done or boiler service history so it’s best to dig these out as soon as you can.

You must answer any questions to the best of your knowledge, if it later transpired that you have not been fully truthful you could be sued for compensation. Or, if your buyer finds out before contracts are exchanged, they could pull out of the sale.

On average, the process takes between 12-16 weeks. But the length of the conveyancing process can vary depending on a number of things, such as how long local searches take to return, how quickly the two parties respond to enquiries, and the complexity of the case.

After contracts have been exchanged, you are legally binded to sell the property. Immediately after exchange you should receive the buyer’s deposit which is usually 10% of the property price. If the buyer does not complete the purchase, you will probably keep their deposit, and you can also sue them.

You will agree a date for completion with the buyer and on that day your solicitor will receive the outstanding balance of the sale price, hand over the legal documents that prove ownership and pay off your mortgage with the proceeds of the sale. You will also then pay your solicitor and estate agent.

 

 6. Choosing the right buyer

 

We understand you want to get as much as possible for your home, but choosing the buyer who offers you the highest price isn’t always the best option. 

There are other factors that should be taken into account, such as, do they have finances in place? Do they have a ‘mortgage in principal’? If they are also selling a house, are they under offer? How quickly can they proceed?

The buyer might also be keen to put in an offer as soon as possible but you should not feel pressured into accepting an offer straight away. You need to be confident the buyer is committed.

But don’t worry, you’re not alone. Part of our job here at Gooding & Co is to help you identify serious buyers by providing you with a full and clear picture of their circumstances.

 

7. Moving out

 

Preparation is key to moving out of your old home. There are plenty of things you can do in advance of completion day.

Once you have agreed a moving date with your buyer, you can notify your utility suppliers that you’re planning to move out. You might even be moving services like broadband and home insurance across to your new property so you may not need to cancel your contract as such. Make sure you’ve taken meter readings before you leave and cancel milk and newspapers if you have them delivered.

Don’t forget to update your address with the DVLA for both your driving licence and vehicle registration. You'll also need to get your TV licence transferred to your new address, and update your details on the electoral roll.

Notify your local authority and ask them to provide a final council tax statement – you never know, you might even be due a refund!

If you're moving to a new area, make sure you register with a local GP and dentist as soon as possible to avoid any delays in getting treatment.

Retrieve all the keys to your home, including those left with friends and family. These can be handed to us to pass on to the new owner or they can be left at the property. To help the new owner, you could label them. Don't forget keys for windows, sheds and garages.

Request the post office to redirect your post. You can keep this service for three, six or 12 months after moving.

Finally, it might be useful to leave instructions on how to use the boiler or alarm, where the fuse box and stopcock are and any other useful information about the property.

Consider how you would like to find a home you’ve just bought. Make sure all rubbish is removed from the property and it is cleaned thoroughly. 

Perhaps you could leave them a couple of dishwasher tablets or some local takeaway menus to help them settle into their new home. Remember, kindness is one of the most priceless gifts we can give.